Capital Gains Tax Calculator — FY 2026-27
Long-term or short-term, with or without indexation — find the tax on selling shares, mutual funds, property or gold under the FY 2026-27 rules (Tax Year 2026-27, Income-tax Act 2025). CII for FY 2026-27 is 384.
FY 2026-27 capital gains rates at a glance
| Asset | Long-term after | LTCG rate | STCG rate |
|---|---|---|---|
| Listed shares, equity MF (STT paid) | 12 months | 12.5% above ₹1.25 lakh/yr (Sec 112A → 198) | 20% (Sec 111A → 196) |
| Land / building | 24 months | 12.5% no indexation; pre-23 Jul 2024 purchases may use 20% with indexation if lower | Slab rate |
| Gold, unlisted shares, other | 24 months | 12.5% without indexation | Slab rate |
| Debt MF bought on/after 1 Apr 2023 | Never (specified MF) | Slab rate on the full gain, any holding period | |
A 4% health and education cess is added to the tax. Surcharge applies above ₹50 lakh of total income and is not modelled here. The Section 87A rebate does not apply to gains taxed at these special rates.
Cost Inflation Index (CII)
FY 2026-27 CII = 384 (CBDT Notification 85/2026)
| FY | CII | FY | CII | FY | CII |
|---|---|---|---|---|---|
| 2018-19 | 280 | 2021-22 | 317 | 2024-25 | 363 |
| 2019-20 | 289 | 2022-23 | 331 | 2025-26 | 376 |
| 2020-21 | 301 | 2023-24 | 348 | 2026-27 | 384 |
Worked example — property bought in FY 2010-11
Bought for ₹30 lakh (CII 167), sold in FY 2026-27 for ₹1.2 crore. Indexed cost = ₹30,00,000 × 384 ÷ 167 = ₹68,98,204. Indexed gain ₹51,01,796 × 20% = ₹10,20,359. The flat route is ₹90,00,000 × 12.5% = ₹11,25,000. The lower figure applies, so tax is ₹10,20,359 plus 4% cess = ₹10,61,174.
Frequently asked questions
What is the capital gains tax on shares and equity mutual funds in FY 2026-27?
Listed shares and equity mutual funds held for more than 12 months are long-term: gains above ₹1.25 lakh in a financial year are taxed at 12.5% (Section 112A, now Section 198 of the Income-tax Act 2025). Held 12 months or less, the gain is short-term and taxed at 20% (Section 111A / Section 196). A 4% cess applies on the tax.
Can I still use indexation on property sales?
Only for land or buildings bought before 23 July 2024, and only by resident individuals and HUFs. You pay the lower of 12.5% without indexation or 20% with indexation. Property bought on or after 23 July 2024 is taxed at a flat 12.5% after 24 months of holding.
How are debt mutual funds taxed?
Units bought on or after 1 April 2023 are specified mutual funds: the entire gain is taxed at your slab rate, whatever the holding period. Units bought before that date and held more than 24 months are taxed at 12.5% without indexation.
What is the CII for FY 2026-27?
384, notified by the CBDT on 15 July 2026. FY 2025-26 was 376 and FY 2024-25 was 363.
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